What is a house worth in Highland right now?
A typical Highland house is worth $977,845 as of April 30, 2026, up 4.1% over the past year, according to Zillow.
That is roughly 63% above the Utah County median single family price of $600,000 reported for Q2 2026 by the Salt Lake Board of Realtors. Highland earns that premium with land: homes here sit on some of the largest residential lots in northern Utah County, so the ground under the house carries an unusually big share of total property value. Citywide averages also hide a wide range, from 1990s two story homes to new luxury builds, which is why an appraisal beats a modeled home value estimate for any real decision.
“In Highland the lot is half the story. Land carries a bigger share of value here, and the comps have to prove it.”
What drives property value in Highland?
Highland was planned around large residential lots, and that remains its signature; buyers who want space between neighbors pay for it here. Families anchor demand around Lone Peak High School, one of the state's best known schools, and around amenities like Highland Glen Park and its pond, the Murdock Canal Trail, and the Dry Creek trailheads at the base of the mountains. SR-92, the Timpanogos Highway, runs along Highland's north edge, putting American Fork Canyon recreation a few minutes east and Lehi's Silicon Slopes employers a few minutes west. For valuation, lot size is the story: comps must be adjusted for acreage, outbuildings, animal rights, and site utility, not just house size. An appraiser who works Highland regularly knows how much an extra half acre is actually worth in this market, and that judgment is where accurate value comes from.
When do you need a home appraisal in Highland?
Highland owners order appraisals for purchase mortgages and refinance appraisals, and at these price points small errors are expensive, so divorce appraisals and estate or date of death valuations are common too. A pre listing appraisal helps sellers of large lot properties price land value correctly before hitting the market. Property tax appeals and PMI removal, which the CFPB allows you to request at 80% of original value, round out the list. Most Utah single family appraisals run roughly $400 to $800.
Questions people ask us in Utah County
What is my house worth in Highland?
Zillow puts the typical Highland home value at $977,845 as of April 30, 2026. That average blends everything from 1990s homes on flat acreage to new luxury construction, so your house could sit well off that number. An appraisal measures your specific lot, home, condition, and improvements against real closed sales, which is what lenders, courts, and tax authorities actually accept.
Can I use an FHA loan in Highland?
The 2026 FHA limit for a single unit home in Utah County is $601,450, and the typical Highland house is valued well above it, so most Highland buyers use conventional or jumbo financing. FHA still fits townhomes and lower priced properties in the area. Apex Appraising is FHA approved and handles both FHA and conventional assignments. Call (801) 403-7723 with questions about your situation.
Who orders the appraisal in a divorce?
Either spouse, both jointly, or the attorneys can order a divorce appraisal; courts prefer a neutral, credentialed appraiser rather than each side's advocate. In many cases the parties agree on one appraiser to value the marital home, sometimes as of a specific past date. Apex prepares court ready divorce appraisals with support for every adjustment, and Weston can value the home retrospectively when the decree requires it.
How do I remove PMI on my Highland home?
Federal rules let you request PMI cancellation when your loan balance hits 80% of the home's original value; it ends automatically at 78%, per the CFPB. Your servicer will typically want evidence that value has held or grown, usually a current appraisal. With Highland values up 4.1% in the last year, many owners qualify sooner than they think. An appraisal often costs less than a few months of premiums.